Candid Home Inspection Service 3 Elk Trail Court Arnold, MO 63010 (636) 282.2747

Customer Happy Homeowner

Home 123 Any Street CREVE COEUR, MO 63141

Real Estate Agent Joe Agent

Report ID: 0104043

Inspection Date  Wednesday, January 28, 2004

Inspected By  Steve Shorette

ROOFING AND DRAINAGE

The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, Chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components.The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing.The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.

1.0

DOES THE ROOF COVERING APPEAR TO BE IN SERVICEABLE CONDITION Picture 1 Picture 2 Comments: NOT INSPECTED Roof covering at main structure is showing signs of wear indicating a material that is at the end of its useful service life. Signs of wear include: Cupping, Drying Shingles, Degranulation at Ridge Shingles, and Curling. A qualified roofing contractor should be retained to evaluate and make repairs as deemed necessary.

1.2

VISIBLE ICE DAMMING NOTED Picture 1 Picture 2 Comments: OBSERVED Evidence of ice damming visible at rear exterior. Ice accumulation at gutters, siding, windows, light fixture, etc. Unable to determine how reoccurring and client is advised damage or otherwise moisture penetration is possible. A heat strip installation can prove beneficial. Recommend further review by a qualified roofing contractor.

EXTERIOR,FOUNDATION,GROUNDS

The home inspector shall observe: Wall cladding, Flashings, and Trim; Eaves, Soffits, and Fascias; The home inspector shall: Describe wall cladding materials; Probe exterior wood components where deterioration is suspected. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

2.0

EXTERIOR TRIM CONDITIONS Picture 1 Picture 2 Picture 3 Comments: OBSERVED Moisture related damage to lower garage courtesy door trim members viewed from rear in need of a repair. Localized damage to molding trim member above front entry also in need of corrections. Metal wrap at lower front bay window. Unable to verify exact cause and client should verify acceptable conditions prior to close.

DECKS, BALCONIES, PORCHES, STOOP, STEPS, RAILINGS

The home inspector shall observe: Decks, Balconies, Stoops, Steps, Areaways, Porches and applicable railings.

WINDOWS, DOORS

The home inspector shall observe Entryway doors and a representative number of windows. Operate all entryway doors and a representative number of windows. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Presence of safety glazing in doors and windows.

GARAGE

The home inspector shall observe: Garage door operators; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing. The home inspector is not required to observe: Garage door operator remote control transmitters.

DRIVEWAY, WALKS, RETAINING WALL

The home inspector shall observe: vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector is not required to observe: Fences; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks.

EXTERIOR HOSE BIBBS

ATTIC AND ROOF STRUCTURE

The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces.The home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances. The home inspector is not required to disturb insulation except when readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs.

8.5	ARE THERE ANY VISIBLE SIGNS OF DETERIORATION Comments: OBSERVED Localized damage to plywood sheathing at middle front roofing field. Conditions not considered extensive and a reinforcement repair can be performed as a temporary correction until main roof covering is replaced.

KITCHEN (Coverings, Windows, Outlets and Doors)

The home inspector shall observe: Walls, ceiling, and floors; and a representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments; Move personal items, panels, furniture, equipment, plant life or debris that obstructs accerss or visibility.

KITCHEN COMPONENTS, WASHER/DRYER CONNECTIONS

The home inspector shall observe Counters and a representative number of installed cabinets; and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.

INTERIOR ROOMS

11.5	WINDOWS Comments: OBSERVED Condensation was observed in front entry fixed thermopane window which will reduce the visibility and insulating capability of the window. To restore the visibility and insulating capability replacement of the window is required.

MAIN LEVEL HALF BATH

UPSTAIRS HALL BATH

MASTER BATH

BASEMENT HALF BATH

12.3.D

FLOORING CONDITIONS Comments: OBSERVED Discoloration in vinyl floor covering due to toilet leaks. Replacing floor covering should be anticipated.

INTERIOR STAIRS, RAILINGS AND BALCONIES

The home inspector shall observe: Steps, stairways, balconies, and railings

ELECTRICAL

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main overcurrent device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their overcurrent devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any overcurrent device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

STRUCTURAL COMPONENTS

The Home Inspector shall observe and report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components; and structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Move insulation where readily visible evidence indicates the need to do so; and Move insulation where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or it's components or be dangerous to or adversely effect the health of the home inspector or other persons.

15.5	VISIBLE MOLD DETECTED Comments: Yes, OBSERVED Mold detected at basement level drywall. Client is advised ascertaining mold species and the health concerns associated with the presence of mold is specifically excluded from our cursory review. Removal should be retained prior to close.

15.7

WAS CRAWLSPACE INACCESSIBLE Comments: No Access to front entry and bay window locations sealed off and not entered for inspection. Client is advised this area is specifically excluded from our cursory review. NOTE: Unable to verify the presence of ventilation for same crawl space area and should be provided in keeping with standard building practices.

PLUMBING

The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps.The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance.The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

16.2	INTERIOR DRAIN, WASTE AND VENT SYSTEMS Comments: OBSERVED The following conditions should be reviewed and corrected as needed by a licensed plumber: Undersized loop vent at lower level wet bar drain. Client should obtain a history of applicable permit for plumbing work prior to close.

16.8

BACKFLOW PREVENTER PRESENT AND WHEN WAS DEVICE LAST TESTED Comments: NOT INSPECTED Backflow "Anti-siphon" device located at left side exterior. Unable to determine when last tested. Client is advised the backflow preventer should be inspected annually in keeping with standard plumbing practices. The anti-siphon device is specifically excluded from our cursory review.

HEATING

The home inspector shall observe permanently installed heating systems including: Heating equipment; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type.The home inspector shall operate the systems using normal operating controls.The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.

17.0

HEATING EQUIPMENT Comments: OBSERVED Heat exchangers cannot be fully examined without being disassembled. This is not possible during a cursory review and you may want to obtain a service contract on the unit or contact the local gas company for a more detailed inspection prior to close. Unable to inspect heat exchanger due to being a closed system. All inaccessible items are specifically excluded from our cursory review.

CENTRAL AIR CONDITIONING

The home inspector shall observe: Central air conditioning and permanently installed cooling systems including: Cooling and air handling equipment; and Normal operating controls. Distribution systems including: Fans, pumps, ducts and piping, with associated supports, dampers, insulation, air filters, registers, fan-coil units; and The presence of an installed cooling source in each room. The home inspector shall describe: Energy sources; and Cooling equipment type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance The home inspector is not required to: Observe window air conditioners; or Operate cooling systems when weather conditions or other circumstances may cause equipment damage; Observe non-central air conditioners; or Observe the uniformity or adequacy of cool-air supply to the various rooms.

18.0

COOLING AND AIR HANDLER EQUIPMENT Comments: NOT INSPECTED BOTH UNITS: A/C were not tested for proper operation due to the outside air temperature being below 60 degrees. Approximate temperature at time of inspection was 25 degrees. We did not inspect the cooling system and client should obtain a history of conditions prior to close if concerned.

FIREPLACES

19.3	EXTERIOR CHIMNEY STACK AND CAP CONDITIONS Comments: When reinspection of roof covering deteriorated mortar was observed in upper courses of chimney stack in need of tuckpointing. Corrections needed and best performed by a certified chimney sweep.

SUMMARY

Candid Home Inspection Service 3 Elk Trail Court House Springs, MO. 63010 (636) 282.2747

Customer Happy Homeowner

Home 123 Any Street CREVE COEUR, MO 63141

This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function, efficiency, or safety of the home.

This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report.

ROOFING AND DRAINAGE

1.0	DOES THE ROOF COVERING APPEAR TO BE IN SERVICEABLE CONDITION NOT INSPECTED Roof covering at main structure is showing signs of wear indicating a material that is at the end of its useful service life. Signs of wear include: Cupping, Drying Shingles, Degranulation at Ridge Shingles, and Curling. A qualified roofing contractor should be retained to evaluate and make repairs as deemed necessary.
1.2	VISIBLE ICE DAMMING NOTED OBSERVED Evidence of ice damming visible at rear exterior. Ice accumulation at gutters, siding, windows, light fixture, etc. Unable to determine how reoccurring and client is advised damage or otherwise moisture penetration is possible. A heat strip installation can prove beneficial. Recommend further review by a qualified roofing contractor.

EXTERIOR,FOUNDATION,GROUNDS

2.0	EXTERIOR TRIM CONDITIONS OBSERVED Moisture related damage to lower garage courtesy door trim members viewed from rear in need of a repair. Localized damage to molding trim member above front entry also in need of corrections. Metal wrap at lower front bay window. Unable to verify exact cause and client should verify acceptable conditions prior to close.
2.5	POOL AND POOL EQUIPMENT TESTED NOT INSPECTED This inspection does not include evaluation of pools or otherwise pool equipment. For further assistance and inspection we recommend contacting a qualified pool contractor or ask the seller if you may discuss the pool with the maintenance company (if any) that the seller has used to clean and service the pool.

GARAGE

5.3

ANY EXPOSED WIRING ON CEILING LOWER THAN 7 FEET FROM GARAGE FLOOR OBSERVED Exposed "unprotected" wiring visible in right garage wall and should be protected. Conduit enclosure is the correction of choice. Same outlet at right garage ungrounded and should be grounded properly in keeping with standard electrical practices. Open junction box at garage door opener outlet also noted in need of corrections. Improvements best performed by a licensed electrician.

ATTIC AND ROOF STRUCTURE

8.5	ARE THERE ANY VISIBLE SIGNS OF DETERIORATION OBSERVED Localized damage to plywood sheathing at middle front roofing field. Conditions not considered extensive and a reinforcement repair can be performed as a temporary correction until main roof covering is replaced.

KITCHEN COMPONENTS, WASHER/DRYER CONNECTIONS

10.0	KITCHEN FIXTURES AND APPLIANCES (over-all) OBSERVED Hot water dispenser at kitchen disconnected and inoperable at time of inspection. Client should verify acceptable conditions prior to close if concerned.

INTERIOR ROOMS

11.4	DOORS OBSERVED Replacing key operated dead bolt locks at front and rear entry doors with a thumb lock type is needed and advised in the interest of safety.
11.5	WINDOWS OBSERVED Condensation was observed in front entry fixed thermopane window which will reduce the visibility and insulating capability of the window. To restore the visibility and insulating capability replacement of the window is required.

MAIN LEVEL HALF BATH

12.1.A	FIXTURES AND SINKS OBSERVED Leak at main level half bath sink drain in need of repairs.
12.2.A	TOILET CONDITIONS OBSERVED Loose toilet base noted at main level half bathroom . Toilets that are loose at the base pose the possibility of leaking. Replacing the wax seal at the floor is recommended to reduce leaks and or possible subfloor damage. Corrections advised.
12.5.A	ARE BATHROOM OUTLETS GFCI PROTECTED No See electrical comments.

UPSTAIRS HALL BATH

12.4.B

TOILET CONDITIONS OBSERVED Loose toilet bases noted at both upstairs bathroom's Toilets that are loose at the base pose the possibility of leaking. Replacing the wax seal at the floor is recommended to reduce leaks and or possible subfloor damage. Corrections advised.

BASEMENT HALF BATH

12.1.D	FIXTURES AND SINKS OBSERVED Active leaking noted at cold water faucet handle at basement bathroom. Repair as needed.
12.4.D	ARE BATHROOM OUTLETS GFCI PROTECTED No No outlet found in bath. Recommend a duplex GFCI outlet be installed by a licensed electrician.

ELECTRICAL

14.3	CONNECTED DEVICES, FIXTURES OR LOOSE WIRING (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls) OBSERVED Dimmer switch did not operate properly at den. Evidence of overheating noted at second level right rear bedroom outlet. Repairs needed by a licensed electrician.
14.5	OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS) OBSERVED Ground fault circuit interrupters partially present and should be provided at garage, kitchen island, laundry area, main level half bathroom in keeping with current electrical safety standards.

STRUCTURAL COMPONENTS

15.5	VISIBLE MOLD DETECTED Yes, OBSERVED Mold detected at basement level drywall. Client is advised ascertaining mold species and the health concerns associated with the presence of mold is specifically excluded from our cursory review. Removal should be retained prior to close.
15.7	WAS CRAWLSPACE INACCESSIBLE No Access to front entry and bay window locations sealed off and not entered for inspection. Client is advised this area is specifically excluded from our cursory review. NOTE: Unable to verify the presence of ventilation for same crawl space area and should be provided in keeping with standard building practices.

PLUMBING

16.0	WAS THE MAIN WATER VALVE LOCATED OBSERVED Unable to locate "stop box" at front exterior of property. Client is reminded the meter box and or stop box is customer owned and assumed. Verifying its location and acceptability prior to close is advised.
16.1	INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES OBSERVED Cold water supply line did not function when tested. Unable to determine cause. Suggest further review and repairs by a licensed plumber.
16.2	INTERIOR DRAIN, WASTE AND VENT SYSTEMS OBSERVED The following conditions should be reviewed and corrected as needed by a licensed plumber: Undersized loop vent at lower level wet bar drain. Client should obtain a history of applicable permit for plumbing work prior to close.
16.7	SPRINKLER SYSTEM TESTED NOT INSPECTED Sprinkler system was turned off and not inspected. Obtaining a history of sprinkler system performance from sellers prior to close is advised. Client is reminded the sprinkler system performance is specifically excluded from our cursory review.
16.8	BACKFLOW PREVENTER PRESENT AND WHEN WAS DEVICE LAST TESTED NOT INSPECTED Backflow "Anti-siphon" device located at left side exterior. Unable to determine when last tested. Client is advised the backflow preventer should be inspected annually in keeping with standard plumbing practices. The anti-siphon device is specifically excluded from our cursory review.

HEATING

17.2	NORMAL OPERATING CONTROLS OBSERVED Cover is damaged located family room. In need of minor correction.

CENTRAL AIR CONDITIONING

18.0

COOLING AND AIR HANDLER EQUIPMENT NOT INSPECTED BOTH UNITS: A/C were not tested for proper operation due to the outside air temperature being below 60 degrees. Approximate temperature at time of inspection was 25 degrees. We did not inspect the cooling system and client should obtain a history of conditions prior to close if concerned.

FIREPLACES

19.0	INTERIOR FIREBOX CONDITIONS OBSERVED FAMILY ROOM: Gas log turned off at time of inspection and client is advised Candid Inspection Service does not restore systems that are shut down. Verifying acceptable conditions prior to close is advised. Client is reminded the gas log fireplace family room is specifically excluded from our cursory review.
19.1	DAMPER PROVIDED AND OPERATIONAL No FAMILY ROOM: Damper did not operate properly when tested in need of corrections by a certified chimney sweep. Damper block needed to assure the damper remains in the open position and required when using natural gas fireplaces. Client is advised a damper block is easily installed.
19.2	INTERIOR CHIMNEY FIREBOX AND FLUE PARTIALLY INSPECTED OBSERVED FAMILY ROOM: Build up detected in chimney flue in need of cleaning by a certified chimney sweep prior to close.
19.3	EXTERIOR CHIMNEY STACK AND CAP CONDITIONS When reinspection of roof covering deteriorated mortar was observed in upper courses of chimney stack in need of tuckpointing. Corrections needed and best performed by a certified chimney sweep.

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.